PC Minutes 1987-08-18Arroyo Grande Planning won
August 18, 1987
The Arroyo Grande Planning Commission met in regular session with Chairman Carr
presiding. Present are Commissioners Moore, Olsen, Soto, and Boggess. Commissioners Flores
and Gerrish are absent. Planning Director Rogoway is also in attendance.
MINUTE APPROVAL
Upon hearing no additions or corrections, the minutes of the regular meeting of August
4, 1987 were approved as prepared on motion by Commissioner Soto, seconded by Commissioner
Olsen, and unanimously carried.
REQUEST FOR TIME EXTENSION - USE PERMIT CASE NO. 86 -411, MANOR HEALTHCARE
CORP., CAMINO MERCADO IN OAK PARK ACRES. (MANOR CARE, INC.).
Planning Director Rogoway advised that the subject Use Permit was granted in August
of 1986 and that the applicants are proceeding with their plans, however, they need an
extension in order to continue. After a brief discussion, on motion by Commissioner Soto,
seconded by Commissioner Boggess, and unanimously carried, a one year extension was
recommended for approval of Use Permit Case No. 86 -411.
PUBLIC HEARING - USE PERMIT CASE NO. 87 -424, TO ALLOW FOR AN ADDITION AND
REMODELING OF EXISTING BUILDING, 240 VERNON AVENUE IN THE "RA -B3"
RESIDENTIAL AGRICULTURAL DISTRICT. (SEVENTH -DAY ADVENTIST CHURCH).
Planning Director Rogoway referred to the site plan submitted by the applicant, stating
that the proposal is primarily a remodeling of the existing church. He stated the applicants are
intending an extensive remodeling of the church sanctuary, and they intend to add a new
entrance and wing to the building. Also, the interior of the church will undergo extensive
alteration. He noted that the exterior materials to be used on the new portion are identical to
the existing building. Also, the church wants to replace the steeple and the ordinance
establishes a limitation ^ on height in residential areas. The previous steeple exceeded the
height, and the proposed steeple exceeds the height limitation.
Mr. Rogoway advised that the Staff Advisory Committee met and; if the conditions
listed in the staff report are acceptable, staff recommends approval and issuance of a negative
declaration.
Commissioner Soto inquired if the 8 parking spaces on the lower level would suffice for
the additional parking spaces required in Condition No. 1? Mr. Rogoway stated that they would
be sufficient.
Upon being assured by the Planning Commission' Secretary that public hearing for Use
Permit Case No. 87 -424 had been duly published and property owners notified, Chairman Carr
declared the hearing open.
Mr. Ruch, representing the church, advised the Commission that they will be increasing
the size of the structure, but will not be increasing their seating capacity; they are using the
same pews and jut rearranging them
Hearing no further comments for or against the proposed Use Permit, Chairman Carr
declared the hearing closed.
The Commission discussed the recommended conditions in the staff report, dated August
18, 1987. Condition No. 1 relating to increased parking spaces was deleted," since there are 8
additional parking spaces on the lower level. Condition No. 2 was to read: "The site
plan dimension the width of the entrance driveway and show said driveway a minimum of 24 ft.
wide from the property line at Vernon Avenue to the upper parking lot. Improvements of said
driveway shall be installed in accordance with the requirements of the Director of Public Works
and the Fire Chief if it is necessary to achieve a width of 24 ft." Condition No. 5 was added
as follows: "Steeple not to exceed 22 ft. above the top of the roof."
After a brief discussion, the Planning Commission issued a Negative Declaration, and
the following action was taken:
RESOLUTION NO. 87 -1129
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING A USE
- PERMIT, CASE NO. 87 -424, APPLIED FOR BY THE
SEVENTH -DAY ADVENTIST CHURCH AT 240 VERNON
AVENUE.
On motion by Commissioner Boggess, seconded by Commissioner Soto, and by the
following roll cell vote, to wit:
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366
Arroyo Grande Planning Qmni. sign, 8 -18-87
AYES: Commissioners Moore, Olsen, Soto, Boggess and Chairman Carr
NOES:. None
ABSENT: Commissioners Flores and Gerrish
the foregoing resolution was adopted this 18th day of August 1987.
Architectural Review Case No. 87 394. On motion by Commissioner Soto, seconded by
Commissioner Boggess, and unanimously carried, Architectural Review Case No. 87 -394 was
approved.
PUBLIC HEARING - USE PERMIT CASE NO. 87 -426, TO .ALLOW FOR OUTDOOR DISPLAY
AND STORAGE OF LANDSCAPING MATERIALS, VILLAGE CREEK PLAZA ON STATION
WAY IN THE "C-2" GENERAL COMMERCIAL DISTRICT. (MINER'S HARDWARE STOKE).
Planning Director Rogoway advised the request is to place a shelf area next to the
creek that the applicants would use for storage of plant materials. He noted that the City has
reserved an easement in the floodway of the creek. There is a drop inlet into a pipe that runs
underneath and goes into the creek. He stated there was a concern by the Public Works
Director that the pipe be accessible at all times.
Mr. Rogoway advised that the Staff Advisory Committee met on the request and
expressed sane concern about the parking and, if the area is an expansion of the retail sales
area, then the parking should be increased. He stated there was some concern on the part of
the Police Department because of the possibility of an attractive nuisance with an unfenced
outside storage area of plant materials behind a store. Another concern of staff was to assure
that security measures are taken to make sure that hazardous materials are not stored below the
line of the 100 year flood level.
Chairman Carr commented regarding the existing storage area. He stated there is a
considerable amount of plant materials and fertilizers being stored and blocking the sidewalks at
this time. He asked if there was any discussion about limiting storage out there if this tse
permit is approved. Mr. Rogoway stated this matter was discussed with the manager and he
stated he would clean up the sidewalk area if the permit is granted.
Upon being assured by the Planning Commission Secretary that public hearing for Use
Permit Case No. 87 -426 had been duly published and property owners notified, Chairman Carr
declared the hearing open.
Carol Pruett, 1026 Grand Avenue, President of Mid Coast Land Company, spoke in
favor of the use permit being granted. He stated they are looking to establish an outside
storage to get out of the sidewalk area. He stated they are not disturbing anything that is
already there. The access is there and there is a ramp going down into it. Mr. Pruett stated
they do have a concern about the staff's interpretation as far as the parking requirements. He
pointed out that the original requirement was for 280 parking spaces, and 304 spaces were
provided. With regarding to the storage of pesticides, Mr. Pruett stated they will only be
storing nursery stock, such as trees and plant materials.
Chairman Carr stated he recalled when the Commission originally acted on this project,
the area in question was to be maintained for public access and improvement along the creek.
He commented, in his opinion, we have had a difficult time in Arroyo Grande to adequately
utilize the creeksides, and now it seems we are taking it out of open space and putting it back
into commercial use. Mr. Pruett stated that the public access is still open; none of the area in
question is within the 150 ft. area.
Dane Phillips stated he has a store in the Village Creek Plaza, and he spoke in favor
of the Use Permit being granted.
Hearing no further discussion for or against the proposed use permit, Chairman Carr
declared the hearing closed. -
Chairman Carr suggested a one year review of the use permit to see if there are sane
additional restrictions that might be appropriate at that time to enhance the beauty of the
creek rather than detract from it; also, he suggested a condition to prohibit the storage of
bagged fertilizers on the front sidewalks.' There was considerable discussion regarding the
storage of pesticides, insectides, fertilizers and other potentially hazardous materials. A
condition was added as follows: "Storage of pesticides, insecticides, chemical fertilizers and
other potentially hazardous materials shall be stored in a secured area."
After discussion, the Commission granted a Negative Declaration, and the following
action was taken:
Arroyo Grande Planning Commission, 8 -18-87 Page 3
RESOLUTION NO. 87 -1130
A RESOLUTION OF THE PLANNING COMMISSION OF
CITY OF ARROYO GRANDE GRANTING A USE PERMIT,
CASE NO. 87 -426, APPLIED FOR BY MINER'S
HARDWARE/VILLAGE CREEK PLAZA.
On motion by Commissioner Soto, seconded by Commissioner Boggess, and by the
following roll call vote, to wit:
AYES: Commissioners Soto, Olsen, Moore; Boggess and Chairman Carr
NOES: None
ABSENT: Commissioners Flores and Gerrish
the foregoing Resolution was adopted this 18th day of August 1987.
PUBLIC HEARING - USE PERMIT CASE NO. 87 -427, TO ALLOW FOR A RETAIL DRY
CLEANING AND PROCFSSZNG SHOP IN THE TOWN & COUNTRY SQUARE SHOPPING
CENTER, 1468 GRAND AVENUE IN THE "C-2" GENERAL COMMERCIAL DISTRICT.
(HARRY M. PAINE).
Planning Director Rogoway advised that the proposal is to establish a dry cleaning
business in the "C -2" General Commercial District at 1468 Grand Avenue. The dry cleaning
business is to include tuxedo sales and rentals, and drop off and pick up in the front of the
store for cleaning and laundry. The rear two- thirds of the store will contain equipment for the
operation of a dry cleaning service. He noted that steam generators will be used in various
processes and also the use of dry cleaning chemicals in a tumbling operation, which requires a
permit from the Air Pollution Control District.
- Mr. Rogoway stated that the Staff Advisory Committee considered the requested use
and has made a recommendation with three conditions as listed in the staff report, dated August
18, 1987. If the Commission feels that these conditions are acceptable, staff recommends that
the request be approved and that a Negative Declaration be issued.
Upon being assured by the Planning Commission Secretary that public hearing for Use
Permit Case No. 87 -427 had been duly published and property owners notified, Chairman Carr
declared the hearing open.
Harry Paine, 477 Printz Road, applicant, spoke in favor of the Use Permit being
granted. He stated he has reviewed the conditions and he has no problem with them. In
answer to Canmissioner Soto's question regarding the pressure vessel, Mr. Paine stated that the
State of California issues an annual permit for the operation of this equipment.
Commissioner Soto expressed concern that if the permit is not approved by the State or
expires, the City would have no way of knowing about it; there are no controls about hazardous
wastes or pressure vessels. He noted that one of the conditions is that the applicant has to
have approval of the South San Luis Obispo County Sanitation District for disposal of hazardous
wastes. He stated his feelings that the Air Pollution Control permit should also be listed as a
condition of approval. He stated, in his opinion, these areas of concern regarding hazardous
wastes are not documented enough in our ordinances. He suggested issuing instructions to the
Fire Department to go and look at these things on an annual basis.
After further discussion, the Planning Com Mission issued a Negative Declaration, and
the following action was taken:
RESOLUTION NO. 87 -1131
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE GRANTING A USE PERMIT,
CASE NO. 87 -427, APPLIED FOR BY HARRY M. PAINE.
On motion by Commissioner Moore, seconded by Commissioner Boggess, and by the
following roll call vote, to wit:
AYES: Commissioners Moore, Boggess and Chairman Carr
NOES: Commissioners Olsen and Soto
ABSENT: Commissioners Flores and Gerrish
the foregoing Resolution was adopted this 18th day of August 1987.
Relative to Canmissioner Soto's concerns regarding pressure vessels and hazardous
waste, the Cormmission recommended that a letter be prepared to the City Council for the Chair's
signature to address concerns regarding the inspection operation of certain types of equipment
and hazardous materials within the City. Said letter to request review by the Council and
response back to the Planning Commission.
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368
Arroyo Grande Planning Cyan, 8 -18-87
Page 4
PUBLIC HEARING - LOT SPLIT CASE NO. 87 -445, 405 AND 407 TRAFFIC WAY IN THE
"C-3" HIGHWAY SERVICE DISTRICT. (JERRY AND JEAN BOWSER).
Planning Director Rogoway advised that Mr. and Mrs. Bowser have made application to
divide their property into 3 parcels for purposes of selling one of the two buildings existing on
the property. The property is located in the "C -3" zone, and offices are not allowed in that
district. The driveway is formed by an agreement between the two property owners which,
under the circumstances, is not of sufficient width to satisfy the Fire Chief, but it is an
existing condition. He commented that under the condominium proposal, the properties could be
sold separately, however, it is his understanding that the City really does not have an ordinance
that acconmodatees this kind of use; there is nothing in the ordinance that suggests that office
or commercial situations can divide like this. He commented that the Fire Chief did express
concern about the 16 ft. access; he would like to see 24 ft. The Fire Chief also indicated it
may be necessary to require an on -site fire hydrant.
Mr. Rogoway stated the Staff Advisory Committee met on the application and suggested
the three conditions listed in the staff report dated August 18, 1987. ..
Upon being assured by the Planning .Commission Secretary that public hearing for Lot Split
Case No. 87 -445 had been duly published and property owners notified, Chairman Carr declared
the hearing open.
Jerry Bowser, 405 and 407 Traffic Way, applicant, spoke in favor of the lot split being
approved. He stated he doesn't feel the driveway is a problem, and he doesn't quite understand
the requirement for a fire hydrant. He noted that the building is less than 1 -1/2 years old
and, in his opinion, those requirements should have been set at the time of construction. He
further stated that the driveway is wider than 16 ft. and it is all open. Jean Bowser, one of
the applicants, advised that the C. C. & R.'s are being prepared by an attorney and will assure
strict control on the exterior maintenance of the building, the parking and the landscaping.
Leonard Lenger, 1203 Carpenter Canyon Road, stated he has done commercial
condominiums of less than 4 lots on a parcel map.
Joe Ianneo, 411 Traffic Way, stated he used to own the adjoining property and he is in
favor of the proposed parcel map.
Hearing no further comments for or against the proposed parcel map, Chairman Carr
declared the hearing closed.
Mr. Rogoway commented that State law permits this type of division, however, the City
does not have an ordinance that deals with this particular proposal.
Commissioner Soto suggested eliminating the second paragraph of the staff report dated
August 18, 1987, referring to a minimum 24 ft. driveway and the possibility of an on -site fire
hydrant. He commented that these two concerns should have reviewed in the original
application. After discussion, a motion was made by Commissioner Soto, seconded by Chairman
Carr, to approve Lot Split Case No. 87 -445. Motion lost by a 2 -3 vote. After further
discussion, on motion by Commissioner Boggess, seconded by Commissioner_ Moore, and carried,
that Lot Split Case No. 87 -445 be denied without prejudice.
REFERRAL FROM THE CITY COUNCIL - REZONING CASE NO. 87 -196, RIDGEVIEW WAY,
PROPOSED ZONE CHANGE FROM "RA -B3" RESIDENTIAL AGRICULTURAL DISTRICT
(40,000 SQ. FT. MIN. BLDG. SITE) TO "RA -B2" RESIDENTIAL AGRICULTURAL DISTRICT
(20,000 SQ. FT. MIN. BLDG. SITE). (SALLY WHITE, ETAL).
Planning Director Rogoway advised that the subject matter is in hearing at the present
time before the City Council. The Council indicated that they agreed with the Commission's
analysis of the situation, however, they. felt the Commission should look at this request with the
idea of establishing a design control over the development of this property. The Council
suggested that maybe a designation of "RA -B2 -D" is a possibility, with the "- D" meaning
there be an overall development plan filed with the City showing a concept of the overall
development of the property.
Olsen left the meeting and is now absent.
Leonard Lenger, 1203 Carpenter Canyon Road, presented a map to the Commission showing
a conceptual plan for development of the area. He stated that he would be very disappointed
if the Commission were to consider a " -D" Overlay eliminating flag lots and, in his opinion,
there are situations where flag lots are appropriate.
Commissioner Moore pointed out that there is a drainage problem on Ridgeview Way and 18
or 20 more houses will increase the runoff and add to those problems.
Arroyo Grande Planning Coomnssicn, 8 -18-87 Page 5
Mr. Rogoway referred to the map presented by Mr. Lenger, stating if the Commission
approves the rezoning with the " -D" Overlay, the map could be attached as Exhibit A.
Commissioner Soto commented that approval in this manner would be approving a concept.
Ed Chadwell, 290 Ridgeview Way, stated that a " -D" Overlay would kill his project.
Jerry White, representing Sally White, applicant, reviewed past history of the proposal. He
stated all they want to do is to get sane cash to replace the avacado crop that was destroyed
last year.
After further discussion, on motion by Commissioner Moore, seconded by Commissioner Carr,
and carried, recommending Rezoning Case No. 87 -196 from "RA -B3" to "RA- B2 -D "; with the
" -D" Overlay requiring conceptual design approval as shown on Exhibit "A ".
ELECTION OF OFFICERS FOR THE YEAR 1987 - 88.
Chairman Carr requested that election of officers of the Planning Canmission be placed on
the agenda for the next meeting of September 1, 1987.
FURTHER DISCUSSION ON THE CONSERVATION ELEMENT (SOILS).
Due to the lateness of the hour, the discussion of the Conservation Element was continued
to the next meeting of September 1, 1987.
ADJOURNMENT
There being no further business before the Commission, the meeting was adjourned by the
Chairman at 11:15 P.M.
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Secretary
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